Inspection Report. Mr. Leon Bayer. Property Address: 4525 San Taela Court Woodland Hills CA Leon Bayer Home. 20/20 Vision Home Inspections, LLC

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1 Inspection Report Mr. Leon Bayer Property Address: 4525 San Taela Court Woodland Hills CA Leon Bayer Home 20/20 Vision Home Inspections, LLC David Trent Glendale Blvd., Unit 163 Los Angeles, CA (323)

2 Table of Contents Cover Page...1 Table of Contents...2 Intro Page Roofing Exterior Garage Interiors Structural Components Plumbing System Electrical System Heating / Central Air Conditioning Insulation and Ventilation Built-In Kitchen Appliances...37 General Summary...40 Back Page San Taela Court Page 2 of 43

3 Date: 5/28/2013 Time: 09:00 PM Report ID: Property: 4525 San Taela Court Woodland Hills CA Customer: Mr. Leon Bayer Comment Key or Definitions Real Estate Professional: The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement. Standards of Practice: ASHI American Society of Home Inspectors In Attendance: Customer Type of building: Single Family (2 story) Approximate age of building: Over 25 Years Home Faces: North Temperature: Over 65 (F) = 18 (C) Weather: Clear Ground/Soil surface condition: Dry Rain in last 3 days: No 4525 San Taela Court Page 3 of 43

4 1. Roofing The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors. IN NI NP RR 1.0 Roof Coverings 1.1 Flashings 1.2 Skylights, Chimneys and Roof Penetrations 1.3 Roof Drainage Systems IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR Styles & Materials Roof Covering: 3-Tab fiberglass Viewed roof covering from: Ground Sky Light(s): None Chimney (exterior): Masonry Stucco Comments: 1.0 The report is an opinion of the general quality of the roof. The inspector cannot, and does not, offer an opinion or warranty as to whether the roof has leaked in the past, or may be subject to future leakage. The roof was too high to inspect. It was viewed from across the street with binoculars however, it was impossible to make a professional assessment of the roof condition. However, I was able to view from a distance a small section on the south side of the home. This is an educated guess assessment as the roof was viewed from a distance of approximately feet. It appeared that the asphalt roof covering was nearing the end of its functional life and should be further evaluated and repaired by a licensed roofing contractor within the next 1-5 years. 1.0 Item 1(Picture) Roof From Across the stret 1.0 Item 2(Picture) South section of roof 1.1 Due to the height of the roof the flashings were not inspected. 1.2 (1) Roofs, skylights and flashings are not water tested for leaks. (2) Due to the height of the roof, the skylights,chimneys and roof penetrations were not inspected. (2) Due to the height of the roof the roof drainage systems were not inspected. Gutters and roof drains are not water tested San Taela Court Page 4 of 43

5 (3) The downspouts could not be inspected at the rear of the home as the system is installed on the interior of the exterior walls. The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 5 of 43

6 2. Exterior The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. 2.0 Wall Cladding Flashing and Trim 2.1 Doors (Exterior) 2.2 Windows Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building) 2.5 Eaves, Soffits and Fascias IN NI NP RR Styles & Materials Siding Style: Cement stucco Siding Material: Cement-Fiber Exterior Entry Doors: Wood Single pane Appurtenance: Deck with steps Balcony Driveway: Concrete IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace Comments: IN NI NP RR 2.0 (1) The stucco siding appeared functional at the time of the inspection. 2.0 Item 1(Picture) Stucco wall covering 4525 San Taela Court Page 6 of 43

7 (2) Siding in contact with ground at (East side of home) and (West side of home). Because the siding is in contact with ground it is possible for framing to be deteriorated. We did not inspect behind this siding. Recommend a ground clearance of six to eight inches where possible. 2.0 Item 2(Picture) Stucco contact with ground 2.1 The entry doors at front and rear of home were functional at the time of the inspection. 2.1 Item 1(Picture) Front Door 2.1 Item 2(Picture) Rear Sliding doors 4525 San Taela Court Page 7 of 43

8 2.2 Windows were functional at the time of inspection. 2.2 Item 1(Picture) Functional windows 2.3 (1) The Retractable canopy appeared functional at the time of inspection. 2.3 Item 1(Picture) Rear exterior stairs 2.3 Item 2(Picture) Retractable canopy 4525 San Taela Court Page 8 of 43

9 (2) The exterior stairs appeared functional at the time of inspection. 2.3 Item 3(Picture) Handrails faulty (3) The metal guardrails on on upper level deck and exterior stairs at the rear of home are missing balusters does not have a guard rail with proper picket spacing. Spacing more than 4 inches apart could allow an adult, child or pet to fall through. A qualified contractor should repair or replace as needed. 2.3 Item 4(Picture) Slight peeling (4) There is slight peeling of paint on the treads of the exterior stairs. It is recommended to re-seal stairs to avoid further damage San Taela Court Page 9 of 43

10 2.4 (1) The sprinkler system is not in the scope of this inspection. The system needs to be adjusted so it does not spray structures, sidewalks and fences. This inspection does not include geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. In order to prevent critters from entering crawl space I recommend closing off the opening where the AC refrigerant enters home. 2.4 Item 1(Picture) Yard Walls 2.4 Item 2(Picture) Close opening (2) The wood timber wall at the front, rear and sides of home though functional, have no structural value as retaining walls. They need to be monitored for movement and deterioration. A qualified contractor should repair or replace as needed. (3) There is a negative slope towards the front of home. This area does not appear to drain water away from home. However, a drain system has been put in place to reduce the possibility of water infiltration at foundation. 2.4 Item 3(Picture) Trouth and drains front of home 4525 San Taela Court Page 10 of 43

11 2.5 Generally the soffits/fascia and exterior trim appear in general to be in good condition at the time of inspection. 2.5 Item 1(Picture) Fascia, soffits and eaves good The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 11 of 43

12 3. Garage IN NI NP RR 3.0 Garage Ceilings 3.1 Garage Walls (including Firewall Separation) 3.2 Garage Floor 3.3 Garage Door (s) 3.4 Occupant Door (from garage to inside of home) Styles & Materials Garage Door Type: One automatic Garage Door Material: Fiberglass Metal Auto-opener Manufacturer: CHAMBERLAIN 3.5 Garage Door Operators (Report whether or not doors will reverse when met with resistance) IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace Comments: IN NI NP RR 3.0 Garage ceilings appear to be functional at the time of inspection. 3.0 Item 1(Picture) Covered Garage Ceiling 3.0 Item 2(Picture) Fire seperation wall. 3.1 (1) Of what sections of wall that could be seen, they appeared in good condition at the time of the inspection. (2) The firewall / ceiling was not fully visible at the time of inspection. 3.2 At the time of inspection the garage floor seemed functional. However, the inspection was limited as vehicles and owner belongings covered much of the area. 3.3 The Garage door was functional at the time of inspection. 3.4 The occupant door from inside garage to inside the home is not a fire rated door. This means that should a fire occur in garage, the occupant door does not afford protection until fireman arrive. This door should be replaced with a fire rated door. 3.5 The sensors are in place for garage door(s) and will reverse the door San Taela Court Page 12 of 43

13 4. Interiors The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. 4.0 Ceilings 4.1 Walls 4.2 Floors 4.3 Steps, Stairways, Balconies and Railings 4.4 Counters and Cabinets (representative number) 4.5 Doors (representative number) 4.6 Windows (representative number) IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace Comments: IN NI NP RR IN NI NP RR Styles & Materials Ceiling Materials: Gypsum Board Wall Material: Gypsum Board Floor Covering(s): Laminated T&G Tile Interior Doors: Hollow core Window Types: Thermal/Insulated Sliders Window Manufacturer: UNKNOWN Cabinetry: Wood Laminate Countertop: Tile Marble New: 4.0 Determining whether acoustic sprayed ceilings contain asbestos is beyond the scope of this inspection. For more information contact the American Lung Association or an asbestos specialists. Ceilings were functional at the time of the inspection. 4.0 Item 1(Picture) Functional Ceilings 4525 San Taela Court Page 13 of 43

14 4.1 The condition of walls behind wallpaper, paneling and furnishings cannot be judged. The walls of the home were in good general condition at the time of the inspection. 4.1 Item 1(Picture) Functional walls 4.2 Determining odors or stains is not included. Floor covering / damage may be hidden by furniture of other owner possessions. The condition of the flooring below carpet or vinyl is not inspected. General the flooring surfaces appeared to be in functional and good condition at the time of then installation. 4.2 Item 1(Picture) Bathroom Floor Tile 4.2 Item 2(Picture) Wood Flooring 4525 San Taela Court Page 14 of 43

15 4.3 The stairs, handrails and balconies appear functional at the time of the inspection. 4.3 Item 1(Picture) 4.3 Item 2(Picture) Exterior Balcony 4.5 (1) The represented number of doors tested appear to be functional at the time of the inspection. 4.5 Item 1(Picture) Functional sliding door 4525 San Taela Court Page 15 of 43

16 4.6 (1) Determining condition of all insulated windows is not possible due to temperature, weather and lighting conditions. Check with owner for further information. 4.6 Item 1(Picture) Functional windows (2) The represented number of windows tested appear to be functional at the time of the inspection. The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 16 of 43

17 5. Structural Components The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons. 5.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) 5.1 Walls (Structural) 5.2 Columns or Piers 5.3 Floors (Structural) 5.4 Ceilings (Structural) 5.5 Roof Structure and Attic IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR IN NI NP RR Styles & Materials Foundation: Poured concrete Method used to observe Crawlspace: Crawled No access Floor Structure: Wood joists Wall Structure: Wood Ceiling Structure: 6'" or better Roof Structure: 2 X 6 Rafters Roof-Type: Gable Method used to observe attic: Walked Attic info: Attic access Attic hatch New: Comments: 4525 San Taela Court Page 17 of 43

18 5.0 White efflorescence (powder substance) on block wall indicates moisture is in contact with the masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, a water proofing paint could be applied to the interior side of the block if necessary. Efflorescence is found on many homes without water intrusion occurring inside the home. But, it should alert you to the possibility that future steps may be needed. 5.0 Item 1(Picture) Efflorescence 5.1 The rear and middle sections of the crawlspace were accessible and the structural walls appeared functional at the time of the inspection. The front section was too small for me to enter and therefor the inspection was limited. Unable to inspect walls for functionality. Refer to termite report. 5.1 Item 1(Picture) Hold owns 5.1 Item 2(Picture) Structural brawl space walls 4525 San Taela Court Page 18 of 43

19 5.3 (1) All slabs experience some degree of cracking due to shrinkage during the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. The inspector will, at additional cost, reinspect, provided the client removes floor covering and releases the inspector from damage caused by this process. Floor coverings are not removed during this inspection. The inspector does not determine the effectiveness of any system installed to control or remove hazardous substances. No engineering is performed during this inspection. (2) The section was too small for me to enter and therefore the inspection was limited. Unable to inspect structural flooring for functionality. Refer to termite report. Middle and rear sections of the structural floor had a limited inspection as insulation covered most of the substructure. 5.3 Item 1(Picture) Inaccessible structural flooring 5.3 Item 2(Picture) Insulation 5.4 Insulation prevented inspector from inspecting ceiling structure. 5.4 Item 1(Picture) Ceiling covered 4525 San Taela Court Page 19 of 43

20 5.5 (1) No engineering is performed during this inspection. 5.5 Item 1(Picture) 5.5 Item 2(Picture) Roof structure (2) Roof structure appeared functional at the time of inspection. The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 20 of 43

21 6. Plumbing System The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials. 6.0 Plumbing Drain, Waste and Vent Systems 6.1 Plumbing Water Supply, Distribution System and Fixtures 6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents 6.3 Main Water Shut-off Device (Describe location) 6.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks) 6.5 Main Fuel Shut-off (Describe Location) 6.6 Sump Pump 6.7 Jacuzzi/tub/shower 6.8 Gas Fuel Source IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR IN NI NP RR Styles & Materials Water Source: Public Water Filters: (We do not inspect filtration systems) Plumbing Water Supply (into home): Copper Plumbing Water Distribution (inside home): Copper Washer Drain Size: 1 1/2" Diameter (undersized) Plumbing Waste: PVC ABS Water Heater Power Source: Electric Gas (quick recovery) Water Heater Capacity: Tankless Manufacturer: Rinnai Water Heater Location: Attic Comments: 4525 San Taela Court Page 21 of 43

22 6.0 Washing machines and dryers are not moved during this inspection - condition of walls or flooring under these machines cannot be judged. The inspector does not test washing machine, drains or supply valves. Water supply valves if turned may be subject to leaking. All drain, waste and venting appeared functional at the time of inspection. No deficiencies were noted. 6.0 Item 1(Picture) Plumbing vent 6.0 Item 2(Picture) Drain system 4525 San Taela Court Page 22 of 43

23 6.1 (1) Underground pipes or pipes inside walls cannot be judged for size, leaks or corrosion. Water quality testing or testing for hazards such as lead is not a part of this inspection. City sewer service, septic systems and all underground pipes are not a part of this inspection. Future drainage performance is also not determined. All plumbing fixtures throughout home were functional at the time of the inspection. Left master bathroom sink faucet has restricted flow. 6.1 Item 1(Picture) Water supply 6.1 Item 2(Picture) 6.1 Item 3(Picture) Low water pressure 6.1 Item 4(Picture) Disfunctional (2) The water pressure was reduced when bath sink faucet and shower was on and toilet was flushed, but it still passed functional flow. (3) The toilet flush know has slow to respond and water filling tank would not stop running when being refilled. Recommend that the flush kit be replaced San Taela Court Page 23 of 43

24 6.2 (1) Estimate of remaining life is not a part of this inspection. Solar systems are not a part of this inspection. Hot water recirculating pumps/systems are not a part of this inspection. 6.2 Item 2(Picture) Tank less vent 6.2 Item 1(Picture) Tankless H2O heater (2) Tankless water heater vent should have additional clearance Recommend further evaluation and repair by qualified plumbing contractor. (3) Unable to access roof and inspect the chimney flue or vent penetrations. From attic all appeared functional. 6.3 (1) The main shut off is the *IDENTIFY(plumbing/shut-off)* located *LOCATION(rooms-plumbing/shut-off)*. This is for your information. 6.3 Item 1(Picture) Main water shut off (2) The main shut off is the knob located outside near west exterior wall. This is for your information San Taela Court Page 24 of 43

25 6.4 (1) Underground piping and fuel tanks cannot be judged. Pipes inside walls or pipes concealed from view cannot be judged and the inspector does not perform tests for gas leaks or pipe size. Verification of the location or condition of the underground fuel storage tanks is not part of this inspection. Environmental risks, if any, are not a part of this inspection and are not included. 6.4 Item 1(Picture) Gas Line to HVAC and 6.4 Item 2(Picture) Questionable area reducing valve (2) The gas piping changes metals at the reducing coupler. Recommend licensed plumber evaluate and repair as needed. Check plumbing code prior to calling plumber. 6.5 (1) The main shut off is at the electric panel. The main fuel shut off is at gas meter outside 6.5 Item 1(Picture) Main Gas Line (2) Main shut of for gas is located outside at west wall. near front of house San Taela Court Page 25 of 43

26 6.7 Shower pan noted at bathrooms, not inspected for leaks, seller to disclose/check termite report. All tub/showers appear functional at the time of inspection. 6.7 Item 1(Picture) Drain Pan 6.8 Main Gas shutoff valve is located??? Fuel Type is Gas Meter The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 26 of 43

27 7. Electrical System The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. 7.0 Service Entrance Conductors Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure 7.5 Operation of GFCI (Ground Fault Circuit Interrupters) 7.6 Location of Main and Distribution Panels 7.7 Smoke Detectors IN NI NP RR 7.8 Carbon Monoxide Detectors Styles & Materials Electrical Service Conductors: Overhead service Aluminum Copper 220 volts Panel capacity: 100 AMP Panel Type: Circuit breakers Electric Panel Manufacturer: Unknown Branch wire 15 and 20 AMP: Copper Wiring Methods: Romex IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace Comments: IN NI NP RR 4525 San Taela Court Page 27 of 43

28 7.0 Six or fewer breakers usually do not require a main breaker, however this may indicate minimal electrical capacity. If the service amperage is less than 100, upgrade may be necessary to operate larger electrical appliances. 7.0 Item 1(Picture) 7.1 (1) The main panel is not properly labeled. Recommend accurate label. 7.1 Item 1(Picture) Main Panel (2) The main panel box is located at the outside on east wall. The panel is missing screws and has undersized wiring for the breakers. This is a safety issue that needs to be corrected Electrical issues are considered a hazard until repaired. A qualified licensed electrical contractor should perform repairs that involve wiring San Taela Court Page 28 of 43

29 7.2 (1) The sub-panel box is located at the garage. The panel has undersized wiring for the breakers. This is a safety issue that needs to be corrected Electrical issues are considered a hazard until repaired. A qualified licensed electrical contractor should perform repairs that involve wiring. Additionally, is is being used improperly as a junction box. This needs to be corrected. 7.2 Item 2(Picture) undersized wiring 7.2 Item 1(Picture) Panel as junction box (2) Problem(s) discovered with Branch Circuits such as improper size/gauge wiring, and any other problems that an electrical contractor may discover while performing repairs need correcting. I recommend a licensed electrical contractor inspect further and correct as needed. (3) A white conductor,usually used as a neutral has been inserted into a breaker. If this is a neutral wire then this issue needs to be corrected by a licensed electrical contractor. If however it is being used as a hot wire, then it needs to be marked as so San Taela Court Page 29 of 43

30 7.3 two outlets are not working in the master bedroom and office. Electrical issues are considered a hazard until repaired. A qualified licensed electrical contractor should perform repairs that involve wiring. 7.3 Item 1(Picture) outlet not working 7.6 (1) The main panel box is located at the outside on east wall. (2) The sub panel box is located at the garage. 7.7 The smoke detector should be tested at common hallway to bedrooms upon moving in to home. 7.8 Recommend CO detector at upper and lower hallway for safety. The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 30 of 43

31 8. Heating / Central Air Conditioning The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. 8.0 Heating Equipment 8.1 Normal Operating Controls 8.2 Automatic Safety Controls 8.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) 8.4 Presence of Installed Heat Source in Each Room 8.5 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) 8.6 Solid Fuel Heating Devices (Fireplaces, Woodstove) IN NI NP RR 8.7 Gas/LP Firelogs and Fireplaces 8.8 Cooling and Air Handler Equipment 8.9 Normal Operating Controls 8.10 Presence of Installed Cooling Source in Each Room IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR Styles & Materials Heat Type: Forced Air Energy Source: Gas Number of Heat Systems (excluding wood): One Heat System Brand: LENNOX Ductwork: Insulated Filter Type: Disposable Filter Size: N/A Types of Fireplaces: Conventional Operable Fireplaces: One Number of Woodstoves: None Cooling Equipment Type: Air conditioner unit Cooling Equipment Energy Source: Electricity Central Air Manufacturer: UNKNOWN Number of AC Only Units: One Comments: 4525 San Taela Court Page 31 of 43

32 8.0 If a fuel burning heater / furnace is located in a bedroom, we recommend evaluation by a qualified heating contractor for safety and air volume requirements Inspector does not light pilots. If pilots are "OFF", a full inspection is not possible. It is suggested that heating systems be activated and fully inspected PRIOR TO CLOSE OF TRANSACTION. The inspector is not equiped to thoroughly inspect heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit or use of other technical procedures. Some furnaces are designed in such a way that inspection is almost impossible. Safety devices are not tested by this company. 8.0 Item 1(Picture) Forced air unit 8.1 Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even heat distribution of the system through the house is not a part of this inspection. Unit responded to controls and was functional at the time of inspection. 8.1 Item 1(Picture) Functional Heat 8.2 The safety switch shut off the unit when the service door was removed San Taela Court Page 32 of 43

33 8.3 (1) Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can Only be performed by laboratory testing and is beyond the scope of this inspection. Electronic air cleaners, humidifiers and dehumidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. Combustion chamber was functional at the time of inspection. (2) The distribution ducts were insulated. 8.3 Item 1(Picture) Insulated ductwork 8.6 Firebox and flue appeared functional at the time of inspection. 8.7 Inspector does not light pilots. If pilots are "OFF", a full inspection is not possible. It is suggested that heating systems be activated and fully inspected PRIOR TO CLOSE OF TRANSACTION. 8.8 The cooling equipment was tested and was functional at the time of the inspection. 8.8 Item 1(Picture) AC unit 8.8 Item 2(Picture) Functional 8.9 AC unit responded to normal controls at the time of the inspection. Functional San Taela Court Page 33 of 43

34 The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 34 of 43

35 9. Insulation and Ventilation The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances. IN NI NP RR 9.0 Insulation in Attic 9.1 Insulation Under Floor System 9.2 Vapor Retarders (in Crawlspace or basement) 9.3 Ventilation of Attic and Foundation Areas 9.4 Venting Systems (Kitchens, Baths and Laundry) 9.5 Ventilation Fans and Thermostatic Controls in Attic IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR Comments: Styles & Materials Attic Insulation: Batt Approximate R-19 Ventilation: Gable vents Thermostatically controlled fan Exhaust Fans: Fan only Dryer Power Source: 220 Electric Dryer Vent: Flexible Metal Floor System Insulation: Unfaced Below R is about seven inches thick or 25.6 R-Value. 9.0 Item 1(Picture) Attic insulation 4525 San Taela Court Page 35 of 43

36 9.1 The floor is currently insulated with what appears to be R-13 in value. 9.1 Item 1(Picture) floor insulation 9.2 The vapor barrier (plastic) on the crawlspace ground is missing. A vapor barrier provides added protection to the floor system from moisture or dampness that can enter from ground. A qualified person should repair or replace as needed. 9.2 Item 1(Picture) No vapor barrier 9.3 Foundation vents appeared functional as temperature was normal and the ground under the structure of the home was free of moisture. Gable end vents were insufficient to adequately regulate the attic temperature. A electric powered thermostat controlled attic vent was installed and it assisted in controlling attic temperature. Recommend owner to monitor and add another unit if needed. 9.4 (1) Bathroom vents were functional at the time of inspection. (2) The kitchen hood was functional at the time of the inspection. The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 36 of 43

37 10. Built-In Kitchen Appliances The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable. IN NI NP RR 10.0 Dishwasher 10.1 Ranges/Ovens/Cooktops 10.2 Range Hood (s) 10.3 Trash Compactor 10.4 Food Waste Disposer 10.5 Microwave Cooking Equipment 10.6 Refrigerators/freezers/ice makers Styles & Materials Dishwasher Brand: VIKING Disposer Brand: UNKNOWN Exhaust/Range hood: VENTED Range/Oven: VIKING Built in Microwave: NONE Trash Compactors: NONE IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace Comments: IN NI NP RR 10.0 Dishwasher responded to controls and appeared to be working properly at time of inspection. The inspector cannot determine the remaining working life of unit and therefore cannot, and does not, offer an opinion or warranty regarding such Item 1(Picture) dishwasher 4525 San Taela Court Page 37 of 43

38 10.1 (1) Inspector does not light pilots. If pilots are "OFF", a full inspection is not possible. It is suggested that heating systems be activated and fully inspected PRIOR TO CLOSE OF TRANSACTION. Self and/or continuous cleaning operations, clocks, timing devices, lights and thermostat accuracy are not tested during inspection. Appliances are not moves Item 1(Picture) Range (2) The range and oven were functional at the time of the inspection Range hood responded to controls and appeared to be working properly at time of inspection. The inspector cannot determine the remaining working life of unit and therefore cannot, and does not, offer an opinion or warranty regarding such Item 1(Picture) Hood 4525 San Taela Court Page 38 of 43

39 10.4 Food waster disposer responded to controls and appeared to be working properly at time of inspection. The inspector cannot determine the remaining working life of unit and therefore cannot, and does not, offer an opinion or warranty regarding such Refrigerators, freezers and built-in ice maker are not a part of this inspection. The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report San Taela Court Page 39 of 43

40 General Summary 20/20 Vision Home Inspections, LLC 3371 Glendale Blvd., Unit 163 Los Angeles, CA (323) Customer Mr. Leon Bayer Address 4525 San Taela Court Woodland Hills CA The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. 1. Roofing 1.0 Roof Coverings Inspected, Repair or Replace The report is an opinion of the general quality of the roof. The inspector cannot, and does not, offer an opinion or warranty as to whether the roof has leaked in the past, or may be subject to future leakage. The roof was too high to inspect. It was viewed from across the street with binoculars however, it was impossible to make a professional assessment of the roof condition. However, I was able to view from a distance a small section on the south side of the home. This is an educated guess assessment as the roof was viewed from a distance of approximately feet. It appeared that the asphalt roof covering was nearing the end of its functional life and should be further evaluated and repaired by a licensed roofing contractor within the next 1-5 years. 2. Exterior 2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings 4525 San Taela Court Page 40 of 43

41 2. Exterior Inspected, Repair or Replace (1) The Retractable canopy appeared functional at the time of inspection. (2) The exterior stairs appeared functional at the time of inspection. (3) The metal guardrails on on upper level deck and exterior stairs at the rear of home are missing balusters does not have a guard rail with proper picket spacing. Spacing more than 4 inches apart could allow an adult, child or pet to fall through. A qualified contractor should repair or replace as needed. (4) There is slight peeling of paint on the treads of the exterior stairs. It is recommended to re-seal stairs to avoid further damage. 3. Garage 3.4 Occupant Door (from garage to inside of home) Inspected, Repair or Replace The occupant door from inside garage to inside the home is not a fire rated door. This means that should a fire occur in garage, the occupant door does not afford protection until fireman arrive. This door should be replaced with a fire rated door. 6. Plumbing System 6.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks) Inspected, Repair or Replace (1) Underground piping and fuel tanks cannot be judged. Pipes inside walls or pipes concealed from view cannot be judged and the inspector does not perform tests for gas leaks or pipe size. Verification of the location or condition of the underground fuel storage tanks is not part of this inspection. Environmental risks, if any, are not a part of this inspection and are not included. (2) The gas piping changes metals at the reducing coupler. Recommend licensed plumber evaluate and repair as needed. Check plumbing code prior to calling plumber. 7. Electrical System 7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels Inspected, Repair or Replace (1) The main panel is not properly labeled. Recommend accurate label. (2) The main panel box is located at the outside on east wall. The panel is missing screws and has undersized wiring for the breakers. This is a safety issue that needs to be corrected Electrical issues are considered a hazard until repaired. A qualified licensed electrical contractor should perform repairs that involve wiring. (3) 7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage Inspected, Repair or Replace (1) The sub-panel box is located at the garage. The panel has undersized wiring for the breakers. This is a safety issue that needs to be corrected Electrical issues are considered a hazard until repaired. A qualified licensed electrical contractor should perform repairs that involve wiring. Additionally, is is being used improperly as a junction box. This needs to be corrected San Taela Court Page 41 of 43

42 7. Electrical System (2) Problem(s) discovered with Branch Circuits such as improper size/gauge wiring, and any other problems that an electrical contractor may discover while performing repairs need correcting. I recommend a licensed electrical contractor inspect further and correct as needed. (3) A white conductor,usually used as a neutral has been inserted into a breaker. If this is a neutral wire then this issue needs to be corrected by a licensed electrical contractor. If however it is being used as a hot wire, then it needs to be marked as so. 7.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Inspected, Repair or Replace two outlets are not working in the master bedroom and office. Electrical issues are considered a hazard until repaired. A qualified licensed electrical contractor should perform repairs that involve wiring. 7.8 Carbon Monoxide Detectors Inspected, Repair or Replace Recommend CO detector at upper and lower hallway for safety. 9. Insulation and Ventilation 9.2 Vapor Retarders (in Crawlspace or basement) Inspected, Repair or Replace The vapor barrier (plastic) on the crawlspace ground is missing. A vapor barrier provides added protection to the floor system from moisture or dampness that can enter from ground. A qualified person should repair or replace as needed. Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property. Prepared Using HomeGauge : Licensed To David Trent 4525 San Taela Court Page 42 of 43

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